HomeMy WebLinkAboutRushmore Subdivision RZ
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 5,2006
ST AFF REPORT
TO:
FROM:
Hearing Date: July 5,2006
Mayor & City Council
C. Caleb Hood, Current Planning Manager
Meridian Planning Department
208~884-5533
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SUBJECT:
Rushmore Subdivision City Of Meridian
RZ-06-004 - Rezone of 5.49 acres to R-15 (Medium High-Density City Clerk Office
Residential)(2.17 acres) and L-O (Limited Office)(3.32 acres)
PP-06-021- Preliminary Plat of 7 building lots (six 4-plex lots and 1 church lot)
and 2 common lots on 5.33 acres
CUP-06-014 - Conditional Use Permit to construct six multi~fami1y (4-plex)
dwelling units
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, SLC Investments, LLC, has applied for Rezoning (RZ) of 5.49 acres from R-4 (Medium
Low-Density Residential) to R-15 (Medium High-Density Residential)(2.17 acres) and L-O (Limited
Office)(3.32 acres); Preliminary Plat (PP) approval of 6 multi-family building lots, 1 church/office lot and
2 common lots; and, Conditional Use Permit (CUP) approval to construct six multi-family dwelling units
(4-plexes). Currently, there is a church (Meridian Friends Church) on the north part of this site; the south
part of the site is vacant. The site is part of the West Lawn Subdivision, which was recorded in 1906. The
subject property is within the Urban Service Planning Area and the corporate boundaries of the City of
Meridian.
2. SUMMARY RECOMMENDATION
The subject applications were submitted to the Planning Department for concurrent review. Generally, the
Planning & Zoning Commission is the final decision making body on a Conditional Use Permit request.
However, because the City Council is the [mal decision making body on the Rezone and Preliminary Plat
applications, all three ofthe subject applications are being combined into one staff report. The
Commission should make recommendations to the Council on all ofthe subject applications. Below, staff
has provided a detailed analysis and recommended conditions of approval for the requested Annexation
and Zoning and Preliminary Plat applications. Staff is recommendinll approval ofthe proposed Rushmore
Subdivision (RZ-06-004. PP-06-021 and CUP-06-014) with the conditions listed in Exhibit B of the Staff
Report. The Meridian Plannine: and Zonin!:! Commission heard the item on Mav 18. 2006. At the
public hearine: they moved to recommend approval.
a. Summary of Public Hearing:
i. In favor: Michael Vance, Ken Redford
ii. In opposition: None
111. Commenting: None
lV. Staff presenting application: Caleb Hood
v. Other staff commenting on application: None
b. Key Issues of Discussion by Commission:
i. Appropriate width and construction timeline for the street buffer along Pine
Avenue;
11. Fencing; and,
111. Neighborhood interconnectivity.
c. Key Commission Changes to Staff Recommendation:
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 5, 2006
l. Recommended allowing landscape buffer along Pine Avenue to be constructed
when the Church expands;
ii. Required fencing along the south property line, adjacent to the railroad tracks.
d. Outstanding Issue(s) for City Council:
i. None.
3. PROPOSED MOTION (to be considered after the public hearing)
Approval
After considering all staff, applicant and public testimony, I move to approve File Numbers RZ-06-004,
PP-06-021 and CUP-06-014 as presented in staff report for the hearing date of July 5, 2006 with the
following modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Numbers RZ-06-004,
PP-06-021 and CUP-06-014 as presented during the public hearing of July 5, 2006 for the following
reasons: (You should state specific reasons for denial of the annexation and you must state specific
reason(s) for the denial of the plat.)
Continuance
I move to continue Pile Numbers RZ-06-004, PP-06-021 and CUP.06-014 to the hearing date of (insert
continued hearing date here) for the following reason( s) : (You should state specific reason( s) for
continuance. )
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location: 1021 W. Pine Avenue; South side of Pine Avenue, east of Linder
Road, in Section 12, Township 3 North, Range 1 West.
b. Owners:
Meridian Friends Church
1021 W. Pine Street
Meridian, ill 83642
&
Burr International, Inc.
P.O. Box 6486
Boise, ill 83707
c. Applicant:
SLC investments, LLC
3210 E. Chinden Boulevard, Ste 115-327
Eagle, ill 83616
d. Representative: Michael Vance
e. Present Zoning: R-4 (Medium Low-Density Residential)
f. Present Comprehensive Plan Designation: Public/Quasi-Public
g. Description of Applicant's Request: The applicant has applied for Rezoning (RZ) of 5.49
acres from R-4 (Medium Low-Density Residential) to R-15 (Medium High-Density
Residential)(2.17 acres) and L-O (Limited Office)(3.32 acres); Preliminary Plat (PP) approval
Rushmore Subdivision RZ-06-004/PP-06-0211CUP-06-0 14
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 5, 2006
of 6 multi-family building lots, 1 church/office lot and 2 common lots; and, Conditional Use
Permit (CUP) approval to construct six multi~fami1y dwelling units (4wp1exes). The average
multi-family lot size in the proposed development is 5,880 square feet. All of the proposed 4-
plexes contain two two-bedroom units and two three-bedroom units. The total square footage
of each building is 4,160 square feet. The gross density of this development is 4.5 dwelling
units per acre, while the density of the area proposed for R-15 zoning is 11.06 dwelling units
per acre (excludes church site). Approximately 7.3% of the site is being set aside for open
space (17% ofthe multi-family area). The applicant is proposing to construct a management
office, a bike storage area, a maintenance building, a community directory map, and a
children's play area within the common area, Lot 1, Block 2.
1. Date of preliminary plat (attached in Exhibit A):
2. Date oflandscape plan (attached in Exhibit A):
1/24/06
2/14/06
5. PROCESS FACTS
a. The subject application will in fact constitute a rezone as determined by City Ordinance.
By reason of the provisions of the Unified Development Code Title 11 Chapter 5, a
public hearing is required before the City Council on this matter.
b. The subject application will in fact constitute a preliminary plat as determined by City
Ordinance. By reason of the provisions ofthe Meridian City Code Title 11 Chapter 5, a
public hearing is required before the City Council on this matter.
c. The subject application will in fact constitute a conditional use as determined by City
Ordinance. By reason ofthe provisions of the Unified Development Code Title 11
Chapter 5, a public hearing is required before the City Council on this matter.
d. Newspaper notifications published on: May 1 st and May 15th, 2006 (for Planning &
Zoning Commission hearing) and June 12th and 26th, 2006 (for City Council hearing)
e. Radius notices mailed to properties within 300 feet on: April 21 st, 2006 (for Planning &
Zoning Commission hearing) and June 9tl" 2006 (for City Council hearing)
f. Applicant posted notice on site by: May 8th, 2006 (for Planning & Zoning Commission
hearing) and June 25th, 2006 (for City Council hearing)
6. LAND USE
a. Existing Land Use(s): There are existing church buildings and a parking lot on the north part
of this site. The south part of this site is currently vacant.
b. Description of Character of Surrounding Area: Across Pine Avenue and to the east are
primarily single-family homes. To the south are the railroad tracks and to the west is the
proposed Rock Creek development that includes multi-family dwellings and two office lots.
This area can be classified as urban mixed use.
c. Adjacent Land Use and Zoning
1. North: Single-family homes, zoned Rw4, Canna Lilly Estates Subdivision
2. West: Future multi-family dwellings and offices, zoned R-15 and L-O, Rock Creek
Subdivision
3. South: Railroad tracks and industrial uses, zoned I.L
4. East: Single-family homes, zoned R-8, Tremont Place Subdivision
d. History of Previous Actions: None.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 5, 2006
e. Existing Constraints and Opportunities
1. Public Works
Location of sewer: Sewer stub in West Broadway Avenue and the north side of
Nine Mile Creek on each side of the property.
Location of water: Water stub in West Broadway Avenue and there is a main
in W, Pine Street.
Issues or concerns: Flood plain associated with Ninemile Creek.
2. Floodplain: Portions ofthis property are within the Ninemile Creek floodplain.
3. Canals/Ditches hrigation: The Rutledge Lateral runs along the southern boundary
of this property. The Ninemile Creek bisects this property; this waterway should be
protected, All other open ditches or laterals, including the Rutledge, that cross the
subj ect site should be tiled in accordance with the unc.
4. Hazards: Staff is recommending that the Ninemile Creek be fenced with open-vision
fencing to protect the safety of the residents in this area. Staff is not aware of any other
hazards associated with this property.
5. Proposed and Existing Zoning: This property is currently zoned R-4. The
applicant is proposing to zone 2.2 acres to R-15 (Medium High-Density Residential)
and 3.3 acres to L-O (Limited Office).
6. Size of Property: 5.49 acres
f. Subdivision Plat Information:
1. Residential Lots:
2. Non-residential Lots:
6 multi-family (4-plex)
1 (church/office)
3. Total Building Lots:
4. Common Lots:
5. Other Lots: 0
6. Total Lots: 9
7. Gross Density:
7
2
11 dwelling units per acre (net 18.8 d.u.lacre)(Block 2)
g. Landscaping
1. Width of street buffer(s): A 20-foot wide street buffer is required along Pine
Avenue, a collector street (UDC 11-2A-6). The existing church parking lot encroaches
into the required street buffer for Pine Avenue. Please see Section 10 of the Staff
Report below for further analysis.
2. Width ofbuffer(s) between land uses: N/A
3. Percentage of site as open space: The applicant states that 17.5% (0.38 acres) of
the site is being set aside for open space (0.14 acres of common open space). Please
see Section 10 ofthe Staff Report for more details.
h. Amenities: For multi-family developments between 20 and 75 units, three amenities shall be
provided, with 1 from each category (Quality of Life, Open Space, and Recreation)(UDC 11-
4-3.27D-2d). The applicant is providing amenities as follows: enclosed bike storage (Quality
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CITY OF MERIDIAN PLANNING DEP ARTMENT STAPP REPORT FOR THE HEARING DATE OF JULY 5, 2006
of Life), property management office, maintenance storage area, development map/directory,
(Recreation), tot-lot (Recreation), walking path/sidewalks (Recreation), and open space (Open
Space).
1. Off-Street Parking: UDC 11-3C-6A requires multi-family dwellings with 2 or more
bedrooms to have a two~car covered carport or garage for each unit. The submitted
preliminary plat proposes covered parking spaces for most of the multi-family (4-plex)
dwellings. Because all of the units in this development contain two or more bedrooms, all of
the parking stalls in this development should be covered. Also, staff has concern about the
remoteness of some of the parking stalls, in relation to the units. Please see Section 10 of the
Staff Report below for more analysis.
J. Conditional Use Information:
1. Non-residential square footage: 200 square feet bike & maintenance storage
2. Proposed building height: 22 feet; R-15 zone allows 40 feet
3. Percentage of site devoted to building coverage: approximately 25%
4. Percentage of site devoted to landscaping: approximately 20%
5. Percentage of site devoted to paving: approximately 55%
6. Percentage of site devoted to other uses: 0%
7. Number of Residential units: 24
k. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): There are
two public streets stubbed to the subject property from the east. West Broadway Avenue is
stubbed to the southern portion of this site and Idaho Avenue is stubbed to the northern portion
of this site. The applicant is proposing to extend Broadway Avenue into the site from the east
with a cul-de~sac. A loop private driveway system is proposed around the Broadway Avenue
cul-de-sac. The applicant is not proposing to extend the Idaho Avenue stub into the site.
NOTE: ACHD is not requiring that Idaho Avenue be extended into the site at this time. When
and if the church lot, Lot 1, Block 1, comes in for a Certificate of Zoning Compliance for any
additions or re-constructions in the future, staff intends to require a permanent public
turnaround for Idaho Street. There are two existing driveways to Pine Avenue that serve the
existing church. ACHD has not evaluated these driveways for compliance with policy. Please
see Exhibit B for ACHD's comments and conditions regarding this development.
7. AGENCY COMMENTS MEETING
On April 28, 2006, staff held an agency comments meeting. The agencies and departments
present included: Meridian Fire Department, Meridian Police, Meridian Public Works
Department, and the Sanitary Services Company. Staff has included all comments and
recommended actions as Conditions of Approval in Exhibit B.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
The subject site is designated 'Public/Quasi-Public' on the Meridian Comprehensive Plan Future
Land Use Map. Public/Quasi Public is defined as "Areas are designated to preserve and protect
existing private, municipal, state, and federal lands for area residents and visitors. This category
includes churches and public lands (excluding parks and schools) within the Area of Impact.
Upon redevelopment of such properties, a change in designation and use may be appropriate. The
redevelopment of these areas should be guided by the intensity of the existing use, the underlying
zoning of the property, the surrounding land uses, the location of the property, and transportation
issues associated with the proposed development of the property. The appropriate land use
Rushmore Subdivision RZ-06-004/PP-06-021/CUP-06-0 14
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 5, 2006
designation and accompanying zoning for these areas will be determined by City Council on a
case by case basis." (Chapter VII, Section 1, Pg. 99, Meridian Comprehensive Plan). Within this
report, staff has evaluated the subject proposal using the existing use, the underlying zoning, the
surrounding land uses, the location ofthe property, and transportation.
The lands immediately to the west have previously been approved for multi-family uses. The
property to the north and east are residential. Staff believes that the existing church, zoned R-4,
and the proposed multi-family development can be compatible uses. This property is located
between Pine Avenue, a collector roadway, and the railroad, a potential future transportation
corridor. Staff believes that the location of this proposed medium-high density development is
supported by the Comprehensive Plan. While the Comprehensive Plan Future Land Use map does
not explicitly support the proposed zone change, staff fmds that there are several Comprehensive
Plan policies that do support the proposed zone change.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply
to the proposed development (staff analysis in italics below policy):
· Require that development projects have planned for the provision of all public services.
(Chapter VII, Goal III, Objective A, Action 1)
When the City established its Area of City Impact. it planned to provide City services to the
subject property. The City of Meridian plans to provide municipal services to the lands in the
following manner:
. The subject lands currently lie within the jurisdiction of the Meridian City Fire
Department. This service will not change.
. The subject lands currently lie within the jurisdiction of the Meridian Police
Department (MPD). This service will not change.
. The roadways adjacent to the subject lands are currently owned and maintained
by the Ada County Highway District (ACHD). This service will not change.
. The subject lands are currently serviced by the Meridian School District #2. This
service will not change.
. The subject lands are currently serviced by the Meridian Library District. This
service will not change and the Meridian Library District should suffer no
revenue loss as a result of the subject rezone.
Municipal, fee-supported, senlices will be provided by the Meridian Building Department,
the Meridian Public Works Department, the Meridian Water Department, the Meridian
Wastewater Department, the Meridian Planning Department, Meridian Utility Billing
Services, and Sanitary Services Company.
. Chapter VII, Goal IV, Objective D, Action 2: Restrict curb cuts and access points on
collectors and arterial streets.
Pine Avenue is classified as a collector roadway in this area. The existing access points to
Pine Avenue should comply with ACHD 's standards.
. Chapter VII, Goal IV, Obj ective C, Action 1: Protect existing residential properties from
incompatible land use development on adjacent parcels.
This is an infill parcel with the properties adjacent to the subject site varying in density and
housing type. North of the site are existing single-family dwellings. East of the site is a
single-family subdivision. West of the site is a mixed-use development with multi-family
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 5, 2006
dwellings. Staff believes that the proposed development should be compatible with the
existing land uses.
· Chapter V, Goal 1, Objective A, Action 11: Improve and protect creeks (Five Mile, Eight
Mile, Nine Mile, Ten Mile, South Slough, and Jackson and Evans drainages) throughout
commercial, industrial and residential areas.
The Rutledge Lateral and the Ninemile Creek course through or are adjacent to this site.
Staff believes that the Ninemile Creek should be protected and enhanced by being left open
and by the applicant constrncting a pathway adjacent to the Ninemile Creek (see Exhibit B).
. Chapter VII, Goal IV, Objective D, Action 5: Require appropriate landscape and buffers
along transportation corridor (setback, vegetation, low walls, berms, etc.).
The apvlicant is not vrovosinz anv landscavine adiacent to Pine Avenue. By ordinance, a 20-
foot wide landscape buffer is required adjacent to Pine Avenue.
. Chapter VI, Goal II, Objective A, Action 3: Consider "Accommodating Bicycle and
Pedestrian Travel: A Recommended Approach" from the National Center for Bicycling and
Walking in all land-use decisions.
This publication encourages jurisdictions to establish bikeway and walkway facilities in new
constrnction and reconstrnction projects, in a manner that is safe, accessible and convenient.
Staff' believes that the subject applications generally comply with the policies listed in the
literature noted above.
. Chapter VI, Goal II, Objective A, Action 6: Require street connections between subdivisions
at regular intervals to enhance connectivity and better traffic flow.
The project to the west, Rock Creek, has not provided opportunities for the subject site to
provide vehicular connectivity (no stub streets or driveways). However, two stub streets were
provided to this site ji-om the east. The applicant is proposing to extend one q{ the two stub
streets into this site. This proposal will provide interconnectivity with the subdivisions to the
east.
. Chapter VI, Goal II, Obj ective A, Action 5: Require pedestrian access connectors in all new
development to link subdivisions together to promote neighborhood connectivity as part of a
community pathway system.
The adjacent project to the west, Rock Creek, has provided a pedestrian connection to this
site along the north side q{ the Ninemile Creek. The applicant is proposing to extend this
pathway to and through the development. Because the property to the east has already been
developed, the City should look into extending the pathway further to the east. This proposal
should enhance the community pathway system.
. Chapter VII, Goal IV, Objective C, Action 6: Require pedestrian access in all new
development to link subdivisions together and promote neighborhood connectivity.
See analysis above.
Rushmore Subdivision RZ-06-004/PP-06-0211CUP.06-014
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CITY OF MERIDIAN PLANNING DEPARTMENT STAPF REPORT FOR THE HEARING DATE OF JULY 5, 2006
· Chapter VII, Goal I, Objective D, Action 9: Require new residential development to provide
pennanent perimeter fencing to contain construction debris on site and prevent windblown
debris from entering adjacent agricultural and other properties.
Prior to construction of any buildings, fencing should be constructed around the perimeter of
this site.
Staff recommends that the Commission and Council rely on any verbal or written testimony that
may be provided at the public hearing when determining if the applicant's zoning and
development request is appropriate for this property.
9. UNIFIED DEVELOPMENT CODE
a. Allowed Uses in the Residential Districts: UDC Table 11-2A-2lists multi-family
development uses as conditional uses in the R -15 zoning district; churches are principally
permitted in the L-O zoning district.
b. Purpose Statement of Zones:
MEDIUM-HIGH DENSITY RESIDENTIAL DISTRICT (RM15): The purpose ofthe residential
districts is to provide for a range of housing opportunities consistent with the Meridian
Comprehensive Plan. Connection to the City of Meridian water and sewer systems is a
requirement for all residential districts. Residential districts are distinguished by the allowable
density of dwelling units per acre and corresponding housing types that can be accommodated
within the density range. Residential land uses are also allowed within the O-T, TN-C, and TN-R
districts as set forth in Chapter 3 Article D.
LIMITED OFFICE DISTRICT (LMO): The purpose of the Commercial Districts is to provide for
the retail and service needs of the community in accord with the Meridian Comprehensive Plan.
Four Districts are designated which differ in the size and scale of commercial structures
accommodated in the district, the scale and mix of allowed commercial uses, and the location of
the district in proximity to streets and highways.
c. Multifamily Development (UDC 11M4-3.27) The following standards shall apply for the
multifamily units, including standards for Site Design, Common Open Space, Site Amenities,
Architectural Character, Landscaping, and Maintenance.
Site design (UDC 11-4-3.27B):
A minimum of 80 square feet of private, usable open space shall be provided for each unit. This
requirement can be satisfied through porches, patios, decks, and/or enclosed yards. Landscaping,
entryway and other access ways shall not count toward this requirement.
For the purposes of this Section, vehicular circulation areas, parking areas, and private useable
open space shall not be considered common open space.
The parking shall meet the requirements set forth in Chapter 3 of this Title.
Developments with 20 units or more shall provide the following: a property management office, a
maintenance storage area, a central mailbox location, a directory and map of the development at
an entrance or convenient location for those entering the development.
Common open space desilZn requirements (unc ll-4-3.27C):
Rushmore Subdivision RZ-06-004/PP -06-0211CUP -06-014
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 5, 2006
A minimum area of outdoor common open space shall be provided as follows: a) 150 square feet
for each unit containing 500 or less square feet of living area; b) 250 square feet for each unit
containing more than 500 square feet and up to 1,200 square feet of living area; and c) 350 square
feet for each unit containing more than 1,200 square feet of living area.
Common open space areas shall not be adjacent to collector or arterial streets unless separated
from the street by a constructed barrier at least 4 feet in height.
Site development amenities (UDC llw4w3.27D):
All multifamily developments shall provide for quality of life, open space and recreation
amenities to met the particular needs of the residents as follows: a) Quality of Life (clubhouse,
fitness facility, enclosed bike storage, and public are such as a statue); b) Open Space (open
grassy area of at least 50 by 100 feet in size, community garden, ponds or water features, and
plazas); and c) Recreation (pool, walking trails, children's play structures, and sports courts).
The number of amenities shall depend on the size of the multifamily development as follows: For
multifamily developments between 20 and 75 units, 3 amenities shall be provided, with at least 1
from each category.
Architectural Character (UDC 11-4-3.27.E):
All building elevations shall have a minimum portion of the elevation devoted to architectural
features designed to provide articulation and variety. These features shall include, but are not
limited to windows, bays and offsetting walls that extend at least two feet; recessed entrances;
and changes in material types. Changes in material types shall have a minimum dimension of two
feet and minimum area of 25 square feet.
Main entrances, which are the primary point(s) of entry where the majority of building users will
enter and leave, shall be designed as an obvious entrance and focal point of the building through
architectural treatment, lighting, and address identification.
Entrances shall be adequately covered, recessed, or treated with a permanent architectural feature
in such a way that weather protection is provided.
Roof forms shall be distinctive and include variety and detail when viewed from the street.
Sloped roofs shall have a significant pitch. Flat roofs should include distinctive cornice
treatments.
Exterior building materials and finishes shall convey an impression of permanence and durability.
Materials such as masonry, stone, stucco, wood, terra cotta, and tile are encouraged.
Windows are required to allow views to exterior activity areas or vistas. Windows shall be
provided on any building facing any common area used for children's recreation.
All roof and wall-mounted mechanical, electrical, communications, and service equipment should
be screened from public view from the adjacent public streets and properties by the use of
parapets, walls, fences, enclosures, or by other suitable means.
Landscapinll (UDC 11-4-3.27.F):
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 5, 2006
Development shall meet the minimum landscaping requirements in accord with Chapter 3 of this
Title.
All street-facing elevations shall have landscaping along their foundation. The foundation
landscaping shall meet the following minimum standards: The landscaped area shall be at least
three feet wide; for every three lineal feet of foundation, an evergreen shrub having a minimum
mature height of twenty-four inches shall be planted; and groundcover plants shall be planted in the
remainder of the landscaped area.
UDC 11-4-3.27.G:
All multifamily developments shall record legally binding documents that state the maintenance
and ownership responsibilities for the management of the development, including but not limited
to structures, parking, common areas, and other development features.
Outdoor storage/refuse areas (UDC 11-3A-12):
Outdoor utility meters, HV AC equipment, trash dumpsters, trash compaction and other service
functions shall be incorporated into the overall design of buildings and landscaping so that the
visual and acoustic impacts ofthese functions are fully contained and out of view from adjacent
properties and public streets.
10. ANALYSIS
Analysis Leading to Staff Recommendation
As submitted, the subject applications appear to substantially comply with the Unified
Development Code and the Comprehensive Plan. However, there are some modifications to the
site plan, the preliminary plat, and the landscape plan that staff would like to see made. In each
section below, staffhas listed the items that staff would like to see amended.
1. AZ Application: Based on the policies and goals contained in the Comprehensive Plan
staff believes that this is a good location for a higher density development and the
proposed R-15 and L-O zoning. Please see Exhibit D for detailed analysis of the
required facts and findings for a Zoning Amendment.
The annexation legal description submitted with the application (stamped on 3/8/2006
by Robert W. Fodrea, PLS) shows the property within the existing corporate boundary
of the City of Meridian.
UDC 11-5B-3D2 and Idaho Code ~ 65-671IA provides the City the authority to
require a property owner to enter into a Development Agreement (DA) with the City
that may require some written commitment for all future uses. Staff believes that a DA
is necessary to ensure that this property is developed in a fashion as to not negatively
impact nearby properties.
Prior to the rezone ordinance approval, a Development Agreement (DA) shall be
entered into between the City of Meridian, property owner(s) (at the time of rezone
ordinance adoption), and the developer. The aoolicant shall contact the Citv Attorney.
Bill Narv. at 888-4433 to initiate this orocess. Staff recommends that the Commission
and Council direct the City's Legal Department to draft a development agreement
for Rushmore Subdivision as follows:
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 5, 2006
1. That all future development shall not involve uses, actlvltles, processes,
materials, equipment and conditions of operation that will be detrimental to
any persons, property or the general welfare by reason of excessive
production of traffic, noise, smoke, fumes, glare or odors.
2. That all future development of the subject property shall be consistent with
the applicant's approved preliminary plat unless otherwise modified by other
provisions of the DA, or in the future by the City Council.
3. That all future development of the subject property shall be constructed in
accordance with City of Meridian ordinances in effect at the time of
development.
4. That the future uses and lots on this site shall conform to the District
Regulations contained in the Unified Development Code (UDC), in effect at
the time of development.
5. That the applicant will be responsible for all costs associated with the sewer
and water service extension.
6. That any existing domestic wells and/or septic systems within this project
will have to be removed from their domestic service, per City Ordinance
Section 5-7-517, when services are available from the City of Meridian.
Wells may be used for non-domestic purposes such as landscape irrigation.
7. That prior to issuance of any building permit, the subject property be
subdivided (a recorded final plat) in accordance with the City of Meridian
Unified Development Code.
8. That prior to oeeuflaney of th.e first 1 pleK, the applieaflt agrees to 6:oomti: afld
gain appmval for alternative laaaseaping eompliaflee adjaeeBt to Pine
.'\veT:ll:l0. Afld, that when any new construction occurs on Lot 1, Block 1
(church lot), a landscape street buffer along Pine Avenue will be constructed
in accordance with the UDC.
2. PP/CUP Applications:
Landscaping: The landscape plan prepared by South Landscape Architecture, on 2-14~
06, labeled Sheet L1.0, is approved with the following modifications/notes:
. Provide landscaping in compliance with UDC 11-3B-12, adjacent to the
pedestrian pathway on the north side of the Ninemile Creek.
. Widen to at least 5 feet (measured inside curbs) and provide at least one tree
within the landscape planter in the parking stalls between Lots 3 and 4, Block
2 (UDC 11-3B-8C2)
. All areas approved as open space shall be free of wet ponds or other such
nuisances. All stormwater detention facilities incorporated into the approved
open space are subject to UDC 11-3B-ll and shall be fully vegetated with
grass and trees. Sand, gravel or other non~vegetated surface materials shall not
be used in open space lots, except as permitted under UDC 11-3B-11. If the
stormwater detention facility cannot be incorporated into the approved open
space and still meet the standards of UDC 11-3B-ll, then the applicant shall
relocate the facility. This may require losing a developable lot or developable
area.
. A written certificate of completion shall be prepared by the landscape
architect, designer, or qualified nurseryman responsible for the landscape plan
and submitted prior to City Council signature of the Final Plat. All standards
of installation shall apply as listed in UDC 11-3B~ 14.
Rushmore Subdivision RZ-06-004/PP -06-0211CUP -06-014
PAGE 11
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 5, 2006
Submit revised landscape plans with the final plat application.
Multi-familv Standards: The UDC has several specific standards that apply to multi-
family developments (See UDC Section 9 above for a complete list.) These standards
apply to Site Design, Common Open Space, Site Amenities, Architectural Character,
Landscaping, and Maintenance. Below are some of the standards that the applicant
should be required to comply with.
Private Useable Open Space: UDC 11-4-3.27B requires a minimum of 80 square feet
of private, usable open space shall be provided for each unit. This requirement can be
satisfied through porches, patios, decks, and/or enclosed yards. Landscaping, entryway
and other access ways shall not count toward this requirement. It appears that there is
some type of a patio area on the rear of the proposed 4-plexes. However this does not
appear to be enough private area for each unit within each building. The applicant
should clarify. at the public hearing, how the private useable open space reauirement
will be met for each unit.
Parking: UDC 11.3C-6A requires multi-family dwellings with 2 or more bedrooms to
have a two~car covered carport or garage for each unit. All 24 of the proposed units
contain 2 or more bedrooms. The submitted preliminary plat does depict that 44 ofthe
48 proposed parking spaces will be covered. The applicant should be required to
comply with the off-street parking requirements ofthe UDC.
NOTE: Staffhas concerns with how far away the parking area on the northeast side of
the multi-family portion ofthis development is from the units. See Site Layout below.
Amenities: The applicant is required to provide amenities for the multifamily
development. For multi-family developments between 20 and 75 units, three
amenities shall be provided, with 1 from each category (Quality of Life, Open Space,
and Recreation)(UDC 11-4-3.27D-2d). The applicant is providing amenities as
follows: enclosed bike storage (Quality of Life), property management office,
maintenance storage area, development map/directory, (Recreation), tot-lot
(Recreation), walking path/sidewalks (Recreation), and open space (Open Space).
Staff believes that the proposed amenities satisfy the UDC requirements. Staff is
supportive of the proposed amenities.
Elevations: With the application submittal the applicant provided one building
elevation (front) for the proposed 4-plex structures. Since the original submittal the
applicant has provided all four building elevations to staff. UDC 11~4-3 requires
multifamily structures to comply with the design standards listed in this section. It
appears that the elevations provided comply with UDC 11-4-3 .27E. NOTE: Staff will
ensure that when CZC applications are submitted for construction of the 4-plex
buildings in the future, that the elevations also comply with the UDC requirements and
are consistent with those attached in Exhibit A.
Pedestrian Paths: With the approval of the Rock Creek development to the west, a 5-
foot wide pedestrian walkway was required on the north side of the Ninemile Creek.
The applicant is proposing to extend the pedestrian pathway in Rock Creek to this
site's eastern boundary. Said pathway should be constructed in accordance with UDC
11-3A-8 (construction) and UDC 11-3B (landscaping).
Rushmore Subdivision RZ-06-004/PP-06-021 /CUP.06-0 14
PAGE 12
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 5, 2006
In 1996, COMPASS adopted the pathway recommendations laid out in the Ridge-to-
Rivers Pathway Plan (1996). The goals of the plan include developing a bikeway and
pathway system that encourages non-motorized transportation and enhances
recreational opportunities. The Union Pacific Railroad corridor abutting the south
property line is shown as a proposed multi-use pathway in Figure VI-3 (Off-Street
Multiple-Use Pathways) in the adopted Comprehensive Plan. There is also a multi-use
pathway shown adjacent to the Ninemile Drain in the Comprehensive Plan.
In the past, the City has not required the construction of a pathway within the Union
Pacific Railroad corridor, but has required developers that abut the future pathway to
provide a minimum of 5-feet of landscaping. Consistent with previous Council action,
the Applicant should not be required to construct a multi-use pathway adjacent to the
southern boundary, but should be required to provide a minimum of 5-feet of
landscaping along the south property line. There is an existing 25-foot wide irrigation
easement within the rear setback. At a minimum, the Applicant should be required to
plant trees in accordance with MCC (1 tree per every 35~lineal feet) on the south side
of the buildings.
Ninemile Creek and Rutlede:e Lateral: The Ninemile Creek and the Rutledge Lateral
course through or are adjacent to this site. UDC 11-3A-6 requires natural waterways to
be left open as a natural amenity, and for irrigation ditches, laterals, canals and drains
that are not being used as an amenity to be piped or otherwise covered. The Ninemile
Creek is a natural waterway that should be protected and enhanced by leaving it open
and constructing a pathway adjacent to it. The Rutledge Lateral should be piped.
Multi-familv Setbacks: The UDC does not have a specific setback between internal
multi-family units. However, there may be a problem with not providing a fullIO-foot
front setback to the 4-plex units; utilities may need a wider easement. The front
setback shown on the proposed 4-plex units, approxinlately 12 to 14 feet, should be
sufficient. At least a 10-foot wide front setback should be provided between all 4-
plexes and the back ofthe adjacent sidewalk.
Pine Avenue Street Buffer: A 20-foot wide street buffer is required along Pine
Avenue, a collector street (UDC 11-2A-6). There is existing parking for the church
near Pine A venue that encroaches into the required buffer area. Staff realizes that
the church lot is not developing at this time, but it is part of the subject subdivision
and subject to compliance with the UDC. Therefore, staff recommends that prior to
occupancy of the first 4-plex, the applicant agrees to submit and gain approval for
alternative landscaping compliance adjacent to Pine Avenue. Further, when any new
construction occurs on Lot 1, Block 1 (church lot) in the future, a landscape street
buffer along Pine Avenue will be constructed in accordance with the UDC. NOTE:
Staff has made this a provision of the Development Agreement and not a condition of
the plat or CUP.
Open Space: Open space is defined as an area substantially open to the sky that may
be on the same property with a structure. The areas may include, along with the
natural environment features, parks, playgrounds, trees, water areas, swimming pools,
tennis courts, community centers or other recreational facilities. The term shall not
include streets, parking areas, or structures of habitation (UDC 11-lA). UDC 11-4-
3.27C requires a minimum area of outdoor common open space shall be provided as
Rushmore Subdivision RZ-06-004/PP-06-0211CUP-06-0 14
PAGE 13
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 5, 2006
follows: a) 150 square feet for each unit containing 500 or less square feet of living
area; b) 250 square feet for each unit containing more than 500 square feet and up to
1,200 square feet of living area; and c) 350 square feet for each unit containing more
than 1,200 square feet of living area. Common open space areas shall not be adjacent
to collector or arterial streets unless separated from the street by a constructed barrier
at least 4 feet in height.
The applicant states that 0.14 acres (6,098 square feet) of the site is being set aside for
common open space. Based on the square footage of the proposed 4-plexes, each unit
contains 4,160 square feet, 8,400 square feet of common open space should be
provided. Maintenance of all common areas shall be the responsibility of the
Rushmore Subdivision Home Owners' Association(s). The applicant should explain
where and how the common open space requirements mentioned above will be met.
FenciUlZ: The applicant has not proposed any fencing for this the development. Staff
recommends that the applicant testify at the public hearing if perimeter fencing will be
installed and what type. A detailed fencing plan should be submitted upon application
of the final plat. If permanent fencing is not provided before issuance of a building
permit, temporary construction fencing to contain debris must be installed around the
perimeter. Perimeter, common open space, and micro-path fencing shall be designed
according to UDC 11-3A-7. Per UDC 11-3A-6B3 requires open vision fencing along
waterways where it is in the best interest of public safety. Staff recommends that the
Council require open-vision fencing on both sides of the Ninemile Creek.
Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems
be supplied by a year-round source of water. The applicant should be required to use
any existing surface or well water for the primary source. If a surface or well source is
not available, a single-point connection to the culinary water system shall be required.
If a single-point connection is used, the developer will be responsible for the payment
of assessments for the common areas prior to signature on the [mal plat by the City
Engineer. An underground, pressurized irrigation system should be installed to all
landscape areas per the approved specifications and in accordance with UDC 11-3A-
15 and MCC 9-1-28.
Site Lavout: As mentioned above, the submitted plat does propose 48 parking stall on
this site. However, staff believes that there is one problem with the way the
development is currently laid out. Lot 5, Block 2, which is located in the southwest
comer of the development has no parking in front of the building. Staff is concerned
about the remoteness of the parking area in the northeast comer in relation to the units.
Staff recommends that the Commission and Council determine if there are too many
units on this site.
Staff Recommendation: Based on the facts provided in this report, staff recommends
approval of File Numbers RZ-06.004, PP-06-021 and CUP-06-014 with the conditions listed in
Exhibit B ofthe Staff Report. On May 18. 2006 the Meridian Plannine: & Zonine Commission
voted to recommend approval of the subiect applications to the City Council. with the
Development Aereement provisions listed in Section 10 and the Conditions listed in Exhibit
B of the Staff Report.
11. EXHffiITS
Rushmore Subdivision RZ-06-004/PP-06-021/CUP-06-014
PAGE 14
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 5, 2006
A. Drawings
1. Preliminary Plat (dated: 1-24-06)
2. Landscape Plan (dated: 2-14-06)
3. Elevations
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
8. Central District Health Department
9. Nampa & Meridian Irrigation District
C. Legal Descriptions
D. Required Findings from Unified Development Code
Rushmore Subdivision RZ-06.004/PP-06-0211CUP-06-014
PAGE 15
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 5, 2006
A. Drawings
1. Preliminary Plat (dated: 1-24-06)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 5,2006
B. Conditions of Approval
1. Planning Department
SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT (PP-06-021)
1.1
1.1.1
The preliminary plat/site plan labeled Sheet No.1 0 f 1, prepared by Rennison Fodrea, Inc., dated
January 24, 2006, is approved, with the conditions listed herein. All comments/conditions of the
accompanying Rezone (RZ-06-004) and Conditional Use Permit (CUP-06-014) shall also be
considered conditions ofthe Preliminary Plat (PP-06-021).
1.1.2 The landscape plan prepared by South Landscape Architecture, on 2-14-06, labeled Sheet Ll.O, is
approved with the following modifications/notes:
. Provide landscaping in compliance with UDC 11-3B-12, adjacent to the pedestrian
pathway on the north side of the Ninemile Creek.
. Widen to at least 5 feet (measured inside curbs) and provide at least one tree within the
landscape planter in the parking stalls between Lots 3 and 4, Block 2 (UDC 11-3B-8C2)
. All areas approved as open space shall be free of wet ponds or other such nuisances. All
stormwater detention facilities incorporated into the approved open space are subj ect to
UDC 11-3B-11 and shall be fully vegetated with grass and trees. Sand, gravel or other
non-vegetated surface materials shall not be used in open space lots, except as permitted
under UDC 11-3B-11. If the stormwater detention facility cannot be incorporated into the
approved open space and still meet the standards of UDC 11-3B.1l, then the applicant
shall relocate the facility. This may require losing a developable lot or developable area.
. A written certificate of completion shall be prepared by the landscape architect, designer,
or qualified nurseryman responsible for the landscape plan and submitted prior to City
Council signature of the Final Plat. All standards of installation shall apply as listed in
UDC 11-3B-14.
Submit revised landscape plans with the final plat application.
1.1.3 Provide a cross parking/cross access easement for all of the lots in Block 2 to use common Lot 1
as access to Broadway Avenue. A copy of a recorded cross-access/ingress-egress and parking
maintenance agreement shall be provided to the City.
1.1.4 Maintenance of all common areas shall be the responsibility of the Rushmore Subdivision
Homeowners' Association.
1.1.5 All irrigation ditches, laterals or canals, exclusive of natural waterways (Ninemile Creek),
intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled
per MCC 12-4-13, unless otherwise approved by the Irrigation District(s). Plans will need to be
approved by the appropriate irrigation/drainage district, or lateral users association (ditch
owners), with written approval or non-approval submitted to the Public Works Department. If
lateral users association approval can not be obtained, alternate plans will be reviewed and
approved by the City Engineer prior to final plat signature. Per UDC 11-3A-6B3. open yision
fencine is required alone waterways where it is in the best interest of public safety. Staff
recommends that the Council require open-vision fencine: on both sides of the Ninemile
Creek.
Exhibit B - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 5, 2006
1.1.6 Other than the public street access approved by ACHD, direct lot access to W. Pine Avenue is
prohibited. A note shall be placed on the [mal plat restricting access to W. Pine Avenue.
1.1.7 Underground year-round pressurized irrigation must be provided to all lots within this
development. The City of Meridian requires that pressurized irrigation systems be supplied by a
year-round source of water. The applicant shall be required to use any existing surface or well
water for the primary source. If a surface or well source is not available, a single-point
connection to the culinary water system shall be required. If a single-point connection is used, the
developer will be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer. An underground, pressurized irrigation system
should be installed to all landscape areas per the approved specifications and in accordance with
UDC 11-3A~15 and MCC 9-1-28.
1.1.8 Provide a minimum 5-foot wide landscape buffer along the southern boundary of the
development. Said landscape buffer may be included within the existing irrigation easement for
the Rutledge Lateral if a license agreement for landscaping is obtained from the Nampa Meridian
Irrigation District (NMID). If the Applicant is unable to obtain a license agreement from NMID,
provide a minimum 5-foot wide landscape buffer outside of the NMID easement.
1.1.9 All internal sidewalks shall be constructed as submitted and in accordance with MCC 12-5-2.K.
1.1.1 0 No building or other structure shall be erected, moved, added to or structurally altered, nor shall
any building structure or land be established or change in use on this site without first obtaining a
Certificate of Zoning Compliance (CZC) from the Meridian Planning and Zoning Department
(MCC 11-19-1).
1.1.11 Prior to obtaining certificate( s) of occupancy, all development improvements, including perimeter
fencing, irrigation, and landscaping shall be installed. Prior to signature of the final plate s) by the
City Engineer, a letter of credit or cash surety in the amount of 110% will be required for all
fencing, landscaping, pressurized irrigation, amenities, sewer, water, etc.
1.1.12 The construction ofthe reQuired landscape street buffer adiacent to Pine Avenue can be
delayed and made a part of the Church's expansion proiect.
1.2 GENERAL REQUIREMENTS-PRELIMINARY PLAT (PP-06-021)
1.2.1 A detailed landscape plan, in compliance with the landscape and subdivision ordinance and as
noted in this report, shall be submitted for the subdivision with the final plat application(s).
1.2.2 The applicant shall submit a detailed fencing plan with the final plat application for the
subdivision. If permanent fencing is not provided, temporary construction fencing to contain
debris must be installed around the perimeter prior to issuance of a building permit. All fencing
should be installed in accordance with City Code. Fencioe shall be constructed alone the south
side of the proiect. adiacent to the railroad property.
1.2.3 Any tree over 4" in caliper that is removed from the property shall be replaced by installing
additional trees, being the equivalent number of caliper inches of trees that were removed.
Required landscaping trees will not be considered as replacement trees for those trees that have to
be mitigated.
1.2.4 Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to UDC 11-3A-17.
Exhibit B - Page 2
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 5, 2006
1.2.5 All areas approved as open space shall be free of wet ponds or other such nuisances. All
stormwater detention facilities incorporated into the approved open space are subject to UDC 11-
3A-18 and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated
surface materials shall not be used in open space lots, except as permitted under UDC 11- 3B.
Where the applicant has submitted a preliminary landscape plan and where staff has reviewed
such plan, the landscaping shall be consistent with the preliminary plan with modifications as
proposed by staff. If the stormwater detention facility cannot be incorporated into the approved
open space and still meet the standards of UDC 11-3A-18, then the applicant shall relocate the
facility. This may require losing a developable lot or developable area. It is the responsibility of
the developer to comply with ACHD, City of Meridian and all other regulatory requirements at
the time of final construction.
1.2.6 Coordinate fire hydrant placement with the City of Meridian Public Works Department.
1.2.7 Staffs failure to cite specific ordinance provisions or terms of the approved annexation and
conditional use does not relieve the applicant of responsibility for compliance.
1.2.8 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B-7.
1.3 SITE SPECIFIC REQUIREMENTS - CONDITIONAL USE PERMIT (CUP-06-014)
1.3.1 Comply with all of the standards listed in UDC 11-4-3.27 regarding multi-family developments,
including Site Design, Common Open Space, Site Amenities, Architectural Character,
Landscaping, and Maintenance.
1.3.2 The front elevation, including colors and construction materials of all of the 4-plex buildings in
this development shall conform to Sheet OF, prepared by Ram-Tech Design, dated 2-21-06. All
elevations of the 4-plex buildings shall conform to the elevations in Exhibit A of the Staff Report.
All roof and wall-mounted mechanical, electrical, communications, and service equipment shall
be screened from public streets and properties by the use of parapets, walls, fences, enclosures, or
by other suitable means.
1.3.3 Provide at least 0.38 acres of open space, 0.19 acres of common open space, at least 80 square
feet of private useable open space for each unit (such as a patio or deck), bike storage, a
maintenance building, a management office, a tot-lot area, a community directory, and a
pedestrian pathway on the north side of the Ninemile Creek.
1.3.4 Provide at least 48 covered parking stalls for this development.
1.3.5 Provide front setbacks as shown on the proposed plat (at least 10 feet to the sidewalk); and side
setbacks (lO-feet between buildings).
1.3.6 Provide open-vision (chain link) fence along both sides of the Ninemile Creek.
1.3.7 All comments and conditions of the accompanying Rezone (RZ-06-004) application and
Preliminary Plat (PP-06-021) application, shall also be considered conditions of the Conditional
Use Permit (CUP-06-014).
2. Public Works Department
Exhibit B - Page 3
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 5, 2006
2.1 Sanitary sewer service to this development is being proposed via extension of mains in West
Broadway Avenue. The applicant shall install mains to and through this development; applicant
shall coordinate main size and routing with the Public Works Department, and execute standard
forms of easements for any mains that are required to provide service. Minimum cover over
sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than
alternate materials shall be used in conformance of City of Meridian Public Works Departments
Standard Specifications.
2.2 The applicant shall be required, as depicted on the preliminary plat, to install mains between the
two manholes located adjacent to this site and just north of Ninemile Creek. This will allow for
the sewer lift station in Tremont Place to be decommissioned.
2.3 Water service to this site is being proposed via extension of mains in West Broadway Avenue.
The applicant shall be responsible to install water mains to and through this development,
coordinate main size and routing with Public Works.
2.4 The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public
right of way (include all water services and hydrants).
2.5 A portion of this property lies within a FEMA recognized flood plain with a zone designation of
A. Prior to signature on the final plat by the City Engineer the applicant shall provide a Base
Flood Elevation report from a professional surveyor or other licensed professional qualified to
prepare said document.
2.6 Upon submittal ofthe final plat to the City Engineer for signature the applicant shall submit an
entirely separate, second plat for use by the Building Department that contains the floodplain
overlay.
2.7 All lots encumbered by the floodplain shall submit flood plain elevation certification prior to
occupancy.
2.8 The applicant has not indicated who will own and operate the pressure irrigation system in this
proposed development. If it is to be maintained as a private system, plans and specifications will
be reviewed by the Public Works Department as part of the construction plan review. A "draft
copy" of the operations and maintenance manual will be required prior to plan approval with the
"final draft" being required prior to final plat signature on the last phase ofthis project.
If it is to be owned and maintained by an Irrigation District then a letter of plan approval shall be
submitted prior to scheduling of a pre-construction meeting.
2.9 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (UDC 11-3A-6). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, a single-point
connection to the culinary water system shall be required. If a single-point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer.
2.10 Meridian Public Works specifications do not allow any large landscaping within a five foot radius
of water meters. The applicant shall make the necessary adjustments to achieve this separation
requirement and comply with all landscape requirements.
2.11 Any existing domestic wells and/or septic systems within this project shall be removed from
domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non-
domestic purposes such as landscape irrigation.
2.12 All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6.
Exhibit B - Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 5, 2006
Plans shall be approved by the appropriate irrigation/drainage district, or lateral users association
(ditch owners), with written approval or non-approval submitted to the Public Works Department.
Iflateral users association approval can't be obtained, alternate plans shall be reviewed and
approved by the Meridian City Engineer prior to final plat signature.
2.13 The applicant has not indicated how the storm drainage from the proposed parking lots. A
drainage plan designed by a State ofIdaho licensed architect or engineer is required and shall be
submitted to the City Engineer (Ord. 557, 10-1-91) for all off-street parking areas. Storm water
treatment and disposal shall be designed in accordance with Department of Environmental
Quality 1997 publication Catalog of Storm Water Best Management Practices for Idaho Cities
and Counties and City of Meridian standards and policies. Off-site disposal into surface water is
prohibited W1less the jurisdiction which has authority over the receiving stream provides written
authorization prior to development plan approval. The applicant is responsible for filing all
necessary applications with the Idaho Department of Water Resources regarding Shallow
Injection Wells.
2.14 Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District and the Pinal
Plat for this subdivision shall be recorded, prior to applying for building permits.
2.15 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
2.16 Sewer, water, pressurized irrigation, and any life safety development improvement shall receive
final approval prior to occupancy. Other required development improvements such as fencing,
micro-paths, and landscaping may be bonded for prior to obtaining certificates of occupancy.
2.17 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to signature on the final plat
per Resolution 02-374.
2.18 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.19 Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
2.20 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.21 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.22 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
2.23 The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least I-foot above.
2.24 One hundred watt, high-pressure sodium streetlights shall be required at locations designated by
the Public Works Department. Height for 100 watt fixtures is 25-feet, height for 250 watt fixtures
is 30-feet. All streetlights shall be installed at subdivider's expense. Typical locations are at street
intersections and/or fire hydrants. Final design locations and quantity are determined after power
designs are completed by Idaho Power Company. The street light contractor shall obtain design
and permit from the Public Works Department prior to commencing installations.
Exhibit 8 - Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 5. 2006
3. Fire Department
3.1 One and two family dwellings will require a fue.flow of 1,000 gallons per minute available for
duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 500'
apart. International Fire Code Appendix C
3.2 Acceptance of the water supply for fue protection will be by the Meridian Fire Department and
water quality by the Meridian Water Department for bacteria testing.
3.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 W' outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works spec.
d. Locations with fire hydrants shall have the curb painted red 10' to each side of the
hydrant location.
e. Fire Hydrants shall be placed on comers when spacing permits.
f. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
g. Fire hydrants shall be place 18" above finish grade.
h. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
1. Fire sprinklers required for four-plexes.
3.4 All entrance and internal roads shall have a turning radius of 28' inside and 48' outside radius.
3.5 For all Fire Lanes, paint the curb red and provide signage "No Parking Fire Lane".
3.6 Operational fire hydrants, temporary or permanent street signs and access roads with an all
weather surface are required before combustible construction is brought on site.
3.7 The roadways shall be built to Ada County Highway Standards cross section requirements and
shall have a clear driving surface, available at all times, which is 20' wide. Streets with less than
a 29' street width shall have no parking. Streets with less than 33' shall have parking only on one
side. These measurements shall be based on the face of curb dimension.
3.8 Maintain a separation of5' from the building to the dumpster enclosure.
3.9 The first digit of the Apartment/Office Suite shall correspond to the floor level.
3.10 All aspects of the building systems (including exiting systems), processes & storage practices
shall be required to comply with the International Fire Code.
3.11 Provide exterior egress lighting as required by the International Building & Fire Codes.
3.12 The Fire Department requires that any roadway greater than 150 feet in length that is not provided
with an outlet shall be required to have an approved turn around.
3.13 Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fue apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire hydrants
and mains shall be provided where required by the code official. For buildings equipped
throughout with an approved automatic sprinkler system installed in accordance with Section
903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183).
Exhibit B - Page 6
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 5, 2006
For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m).
For buildings equipped throughout with an approved automatic sprinkler system installed in
accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet (183 m).
3.14 All R-2 occupancies with 3 or more units or with 3 floors shall be required to be fire sprinklered.
3.15 Side yard fences shall not be allowed.
4. Police Department
4.1 Prior to release of buildinll permits. the applicant shall submit a parkin!! plan for all off-street
parkin!! in the multi~familv development to the Plannine: Department. All parkin!! spaces shall be
assilIDed to a specific dwelling unit or for guest use. The parkinll space identification shall use a
different numberinll system than the dwellinl! units.
4.2 The proposed multi-family development shall limit landscaping shrubs and bushes to species that
do not exceed three feet in height.
4.3 Any interior fencing shall allow visibility from the street or shall not exceed four feet in height if
solid fencing is used.
4.4 To increase emergency access to the site, the Police Department recommends that the applicant
provide a stub street to the property to the north or west.
5. Parks Department
5.1 Pathway and Trail standards: The proposed pathway and/or trail shall be constructed in
accordance with the Meridian Park Department's requirements.
6. Sanitary Service Company
6.1 Please contact Bill Gregory at SSC (888-3999) for detailed review of your proposal and submit
stamped (approved) plans with your certificate of zoning compliance application.
7. Ada County Highway District
Site Svecific Conditions of Avvroval
7.1 a Locate the cul-de-sac of West Broadway Avenue abutting the eastern property line, as proposed,
with the 48-foot turn radii. Construct curb, gutter and a 5~foot attached concrete sidewalk along
the entire cul-de-sac.
7.1b Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
7.1 b Any existing irrigation facilities shall be relocated outside of the right-of-way.
Exhibit B - Page 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 5,2006
7.2b Private sewer or water systems are prohibited from being located within any ACHD roadway or
right -of~way.
7.3b All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7Ab Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
7.5b Comply with the District's Tree Planter Width Interim Policy.
7.6b Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for
details.
7.7b All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the
State of Idaho shall prepare and certify all improvement plans.
7.8b The applicant shall submit revised plans for staff approval, prior to issuance of building permit
(or other required permits), which incorporates any required design changes.
7.9b Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
7.10b Payment of applicable road impact fees are required prior to building construction in accordance
with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance.
7.11 b It is the responsibility of the applicant to verify all existing utilities within the right -of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days
prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
7.12b No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
7.13b Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the Highway District of its intent to change the planned use of the subject property unless
a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect
at the time the change in use is sought.
8. Central District Health Department
Exhibit B - Page 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 5, 2006
8.1 After written approval from appropriate entities are submitted, we can approve this proposal for
central sewage and central water.
8.2 The following plans must be submitted to and approved by the Idaho Department of Health &
Welfare, Division of Environmental Quality: central sewage and central water.
8.3 Run-off is not to create a mosquito breeding problem.
8.4 It is recommended that storm water be pre-treated prior to discharge to the subsurface to prevent
impact to ground water and surface water quality. The engineers and architects involved with the
design of this project should obtain current best management practices for storm water disposal
and design a storm water management system that is preventing groundwater and surface water
degradation.
9. Nampa & Meridian Irrigation District
9.1 Nampa & Meridian Irrigation District requires that a Land Use Change Application be filed, for
review, prior to fmal platting. Please contact Donna Moore at 466-7861 for further information.
9.2 All laterals and waste ways must be protected. The District's Nine Mile Drain courses through the
middle of this proposed project and the District's Rutledge Lateral courses along the south
boundary. These easements must be protected and any encroachment without a signed License
Agreement and approved plan, before any construction is started, is unacceptable.
9.3 All municipal surface drainage must be retained on site. If any municipal surface drainage leaves
the site, the Nampa & Meridian Irrigation District must review drainage plans.
9.4 The developer must comply with Idaho Code 31-3805.
9.5 It is recommended that irrigation water be made available to all developments within the Nampa
& Meridian Irrigation District.
Exhibit B - Page 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 5, 2006
C. Legal Descriptions
r~Offj(lI'
PO Box -188
leaN M/mISlmet
~,ldI&h<l 8:ltJIl
OffkY. 2lJ8..JllJ-4OO2
~ a38M410
Rennison y.. 'drea
EugilU'mi · SurrleJOl'S · PUmrftr'S
~
12ll S f.Wc:Road
SuI~8
~:"I'~; Idahotl.1616
Offiu,-: :J;~244U
.Pl1l(.: 2llS-938-2441
DATE 3/8/06
Project No.: ]534
RusIunol'e Subdivision aAd. West Pine Street
5.328 ac:res foanerly the west 1h 01 Lot ~ West Law. Subdivision
,]so including 0.165 aaH of West PIne Street
located in . podion of the NE ~ of the SW 1/4. of Section 12
T. 3 N., III W., S.M., CITY OF Meridian, Ada COUllly,ldaho
~
A pu;el of lInd being a partkm of Wf!IIl: Pine 5tnll!t and th! weilt \i of Lot 2. WPjit Lawn Subdivislol'l,
Bk. 2. Pg. 9<&. plat records of said Ada County,locatedtn II poItion of the NE lA of 1Iw SIN ,,'. o( Silction 12. T, 3
N.. k. 1 W., aM., Oly 01 Meridian. Ada 0xin4', ld.aho. being MOI'e parlicUJarly dericnbed as fu1Jcws:
Conunllnc:Ing at the center 'I. Ctmlll' of _ Section 12" a found m. cap monument,. C. P. F.
lNtNmmt No. 9363144, CQfIV.!r l'1'!COl'ds of saJd Adil County; .theMe a balrirlg of N Wl'JO' 16" W, ill disl.nJCe
gf 6M.39leet on the notlh boundary of tte SW V. of satd Section 12. to a point being the TlUJIi POINT Oll
BIiCINMHC;
1beR:ea bearing 01 N 89" Y:1 16'" W.. cIistarlOIlof24O.nfllietoraaidnorlh boundary lO, poiht;
'Ibflnat. bearing of S 00' '0 W W, . distarW:e 0130.00 feet to a at 5/8 inrh rebaron the south tight~f-:wilY
~.ofWcst PNS4reet, said IDr ~g Itw~comerofsejd West \h of Lot2,. West Lawn
SubdMsion; ~ a bearing oESat' 32' 11" W, a ~ 01964.33 feet on the West boundil'Y of said _t
Va of Lotz, Woo Lawn Su\xlMston m I SI!t 5/8 b:h mbar marking !be southwest comer OfSiUd WESt lIJ of
UJt2; 1her:lt:a0ll iMsouth boundiuya bNriasofS8Ir 31' S2'" ~ a dittanreof 240.14 feet tv Ihe oouthwst
conwroEsaid west" of Ult 2. Wf!StLawnStlbclivlsioo. alound,/81nch Nbar; Thence a bearing of N 00" 32'
42'" i, a diStance ol~t luet on the tlIStboundEy ollDld west 16 of Lot2, Wert Lawn Sutldivislan to 1I5Ell
5/8 Hh rebarm saJd south right-of-way boun4ary, &aid mwDWkillg1henorfhWl>tI;:omerof Sdid west'h
of l.ot 2" West Lawn Su1xlMiloft Thence a beIrlngofNOO" 2fJ' 44'" i. a distance of 30,00 Feet to lhe I'OlNT
OfAGINNlNG.
Said described peKel 01 land comains 5.493 acres ltIl:Int-<<__ together with o1Ild Subject to rlghl$-of-
way aNI eilliE:lmeftls of record andl (l{ UBl!.
1l\1'lqcIt\ 15:l4\~ s..rn.t.x
~~~
p~ by Rennison Fodrea. lnc.
ME.RIO\AIol PUBLIC
woRlG 0Ef'1'.
Exhibit C - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 5, 2006
~~~!
POBln 188
Ill5 N M.Jll1 Strnt.'I:
('.wsd.,. l.:l..ht~ 8.1611
O({ice; 208-3M-49)2
fi1.\.: ,alJ..382-3<l10
Rennison P ^'drea
F.Jlgi1leers . Sun~yors · PLnmm
f';llJ!.l~QUku
17.8 S I'dW.~ Rood
Suilf!B
FAp,lu, li:IaI>o 8:lh16
Offj(l'; 2(JJ.~Z44()
fOl>\:; 20:PJ.l8~U4t
_.~~'_.~~'.'--""""-~._~'"--""'~__."~.~m'..,._..-............-~~ ,.....-.....-__
DATE 3/8/06
Project No.: 1534
Rushmore Subdivision and West Pine Street
Block 1, Zoned lA>
3.155 aCRS formerlytbe west 112 of Lot 2,. West Lawn SubdivisioJl
also including 0.165 acres of West Pine Stteet
lOOlte4 in a portion of the NE V. of the SW 1~ of Section U
T. 3 N., R. 1 W., B.M... City of Meridian, Ada County, Idaho
A pan:el ofillnd being. portion 0( We$t Pine SLroet alld the west 'A of lot 1,. West lawn SubdivislOl:\
811..1, Pg. 9t platJ1!l:lJRfs: of safd Ada County, /orated in a portion of the NH 'A of the SW t.4 of Sed:ion 12,. T. 3
N..R 1 W., 8.M..OtyofMeridian, AdaCotmty. kUho, belngmmepart!cu1arly deicribed dBfoJJows:
Commencing ilt !he reAtII!r ~ comer ofs;Ud Section 12.. found brass cap InOI1IllDl.!nt C.r.F.
ln5trument No. 9363144. (Omermcords ohakl Ada County; Thence a bearing ofN89" 3CY 16" W, a disl:anoe
of6M.39..on thel1Ol'lh boundaty ofi1eSW Y. ofuid Section 12 to a point bWlg thf!TIUJE POINT OF
BfGlNNING;
Thence a bearing of N WI' 31116" W, II distJnce of 240.21 feet an said north boundary to apolnt;
Thenro II beamg of SW29' 44" W, a distance of 30JXl (eet.1O a set 5/8 .inch ret:Mr 00 the 50Uth .right-of-Wo1Y
bowldary of W.t Pine Street s:Ud Nbar marking the northwest comer oJ uid west lh of 1.012,. West Lawn
Subdivisim; '1l1ence a blwlng ofSOO" 3X 18"' W, a distmce of 561.33 ileton the west boundAry (lfsaid west
'h of Lot 2,.West lawn Subdivision 10 a set 5/8 inch ....UT; -~ a bearing of S 84- 21' or It a dlst.inci> of
241.11 feet to a set 5/8 induebill'CI'I the east boundal)' 0I,;ajd west 'I: oil.<< 2,. Wl!!it Lawn Subdtvis{on;
'Iherlce a bearing of N IX}'" 3Z' 4r &.a distance of 58299 fret on said east boundary of the west '6 oHDl2".
West l..awn SubdJYi&bt to aset 5/8 ~ rebar on Yid south right-of-way boundAry said robar markUlg the
northe:am romer of tile west'h oflDt 1,. West Lawn SubdJvisilln; Thence a bHrIng of N 00' 29' 44" F.. a
d~.of30.001eet 10 the POINTOFBFGINNING.
SaId describ!d pattel Of land conan 3~ acres more-or-tess, together wilh. and subject to rlghts4
way and easements of nrcord. aJWJ/ or tlSl!;
~red by Renlison Fad. fnc.
R<\~\ 191\3.llIa.-doc
Exhibit C - Page 2
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFf REPORT FOR THE HEARING DATE OF JULY 5, 2006
~
PO 80" 188
U5 N Main 5lnet
CaIode, Idaho 83611
Of6ce:2M~
f.a.: _382-3410
Rennison r drea
Elrghttml · Su~ · Pltnmm
!:.:ul.~
12'15 r"'l~kl Road
5uJ.t<o8
f~r."', ld.lhHllMll\
Oflif(': 2(ti.,9Ja.-2#J
ra,~ 20IPMIl-2441
.. ._.~~"" .'~'~---------'-~----------~"~~-'---------"-~'."-"~'~_.'_...'-'_.__.'""i'''<>
DATE 3/8/06
Pro/EX:I No..: l5.J.!
Rushmore Subdivision
Block 2. Zoned ft.15
2.173 am!S formerly the west 1/1 of Lot 2.. West Lawn Subdivision
located in a portion of the NE 14 of the SW 1,4 of Sedion 12
T. 3 Ny R. 1 W., B.M., City 01 Meric1.ia4 Ada Couney, ldmo
A pan-el olland being a portion of the wt51111 of L(ll 2,. West Lawn Subdivision, 01<.. 2. Pg. 9-1, plat.
lfI(ORlsofsafdAdaCola'dy, located ind portion of tJw NE\4oftheSW iAofSecIion 12. T.3 N" R I W.., B.M,
Oly of Maddian. Ad<< County,ldaI:to.lx!lng more particuWly described as follows;
Commer1dng at tbecentl!'r~ corner of said Section 12. alouncf 1:nsI!l capmonu:ment. C:P.F,
hwtrament 9i36nt4, comer IIt(OJ'ds 01 saki Ada CoWIy; Thence I be8ringof N 89" 30' 16" W, oil dist<tnce of
6SU!J teet on _ nofCI\ boundaty 01 the SW V. of said 5<<titm U b::I a pctint; 'l'hence a bearing of 5 00" 29' 44"
W.. clistanceof3ClOOfeetloa ilIllt 5{8 tnrh n!fl;tron the south rif}tkJkvay bowlcl.<<ry of West Pine 5tteetsaid
Nbermarldng l1w~cornet"oflhe weotv.. of l.ol2,. West LawnSubdtvision,; Thenre abvarlngSro'
3'1! 4Z' W. a distanre of 582.99 feet on lhe~tboUl,dary 01 said west Y.z of Lot 2. West Lawn Subdivision w a
set 5/8 1001 Nbar being the TIWI! I'OINT OF BEGINNING.
1lta1oa leaviogsaid east boundafy of lite west 'Ii Lot 2" W.. Lawn SUbdi\'islon .. oo.ring of N 84"
21' OJ" W, adiatanceof241.11li!rtto a1ol?t5{8Irn::h rebat on thewtMtboundiuyofsaidwestVl of Lot:!. West
lawnSubdivl5lon; Thence a bearingotSOO" 32' llr'W, a. distilnf;eof4&3.00met aUAld westbQund.uy to a
set 5/8 inch __ JrIlIrktn,g d1e IOUlhwest (',orner of 5lIJd west v.z allot 2" West Lawn Subdivision; 1't1cn<;e a
bearingofS89"31' S2" Ii. adiilaln 0'240.14 Ireton thesuu\h boundaryofillid west Y.aof Lol2 to-uet
found 5/8lnch Idxw matkinl the 1JO\,I\t1eas1 comer of saW westVl of Lot 2" West Lawn Subdtvtskm; Thenc<:'!
a bauing 01 N 00" 32" 42" E, a distance 01385.42. feet an said eat bourH:tMy of the west ~ of tilt 2. West. UWfI
Subdivillicm to the POINT OF DIiGINNlNG.
Saki deKribed pan:el of land wntaW 2113 ilCres ~Joss. ~ w1th and sllbject to righls-of.
WillY and ~1S ofrer:ord uvJ./or Wll?
~ by Rennisan Podia, lnc.
1l\~1~\1.173..-......
Exhibit C - Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 5, 2006
EXHIBIT FOR ItE. NINe
RUSHMORE SUB. BLOCK 1
AND A PORTION OF
WEST PINS STRBET
Vi V4 CORNER - - -.ow tV" ~J I
SECTION 11 & 12~ BASLS 0' BJMRrJt/'i;
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Exhibit C - Page 4
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 5, 2006
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Exhibit C - Page 5
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Exhibit C - Page 6
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 16,2006
D. Required Findings from Unified Development Code
1. Rezone Findings:
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation
and/or rezone, the Council shall make the following findings:
A. The map amendment complies with the applicable provisions of the comprehensive
plan;
Council fmds that the proposed zoning is in general conformance with the comprehensive
plan (please see Section 8 of the Staff Report for detailed analysis of specific
comprehensive plan action items that apply to this development).
B. The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
Council fmds that there are several uses that are allowed and conditionally allowed
within the requested zoning districts ofR-15 and L-O. Specifically, multi-family uses are
conditionally allowed in the R-15 zone and churches are principally permitted in the L-O
zone. Council fmds that the development of this property should be required to comply
with the established regulations and purpose statements of the requested zone. See
Section 10, Analysis above for information on the regulations that need to be complied
with.
C. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Council finds that the proposed rezone, and subsequent development of this property
shall not be detrimental to the public health, safety and/or welfare. The Commission and
Council should rely on any oral or written testimony that may be provided when
determining this finding.
D. The map amendment shall not result in an adverse impact upon the delivery of
seryices by any political subdivision providing public services within the City
including, but not limited to, school districts; and,
Council fmds that the proposed zoning amendment will not result in any adverse impact
upon the delivery of services by any political subdivision providing services to this site.
E. The annexation is in the best of interest of the City (UDC 11-5B-3.E).
This finding is not applicable to the rezone request.
2. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the decision-making body shall make the following findings:
A. The plat is in conformance with the Comprehensive Plan;
Council finds that the proposed plat is in general conformance with the comprehensive
plan (please see Section 8 of the Staff Report for detailed analysis of specific
comprehensive plan action items that apply to this development).
Exhibit D - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 16,2006
B. Public services are ayailable or can be made ayailable and are adequate to
accommodate the proposed development;
Council finds that services can be made available to accommodate the proposed
development.
C. The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their
cost, Council finds that the subdivision will not require the expenditure of capital
improvement funds.
D. There is public financial capability of supporting services for the proposed
development;
The Commission and Council should rely upon comments from the public service
providers (i.e., police, fire, ACHD, etc.) to determine this finding. (See finding Items 3
and 4 above under Annexation Findings above, and the Agency Comments and
Conditions in Exhibit B for more detai1.)
E. The development will not be detrimental to the public health, safety or general
welfare; and
City Council is not aware of any health, safety or environmental problems associated
with the development of this subdivision. ACHD considers road safety issues in their
analysis. The Commission and Council reference any public testimony that may be
presented to determine whether or not the proposed subdivision may cause health, safety
or environmental problems of which staff is unaware.
F. The development preserves significant natural, scenic or historic features.
Council finds that the Ninemile Creek should be preserved. Council is unaware of any
other natural, scenic or historic features on this site. Therefore, Council finds that the
proposed development will not result in the destruction, loss or damage of any natural,
scenic or historic feature(s) of major importance, if the Ninemile Creek is preserved and
protected. The Commission and Council should reference any public testimony that may
be presented to determine whether or not the proposed development may destroy or
damage a natural or scenic feature( s) of maj or importance of which staff is unaware.
3. CUP Findings:
The Commission shall base its determination on the Conditional Use Permit request upon
the following:
A. That the site is large enough to accommodate the proposed use and meet all the
dimensional and deyelopment regulations in the district in which the use is located.
Council finds that the site is large enough to accommodate all required parking,
landscaping, loading and other standard regulations required by the UDC.
B. That the proposed use will be harmonious with the Meridian Comprehensive Plan
and in accord with the requirements of this Title.
Exhibit D - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 16,2006
Council fmds that the proposed uses are is in general conformance with the
comprehensive plan and the UDC (please see Sections 8, 9 and 10 of the Staff Report for
detailed analysis of specific items that apply to this development).
C. That the design, construction, operation and maintenance will be compatible with
other uses in the general neighborhood and with the existing or intended character
of the general vicinity and that such use will not adversely change the essential
character of the same area.
Council finds that the general design, construction, operation and maintenance of the
multi-family uses will be compatible with other uses in the general neighborhood and
with the existing and intended character of the vicinity as to not adversely change the
character of the area. Council finds that a higher density residential use on this site should
be compatible with the neighborhood (provided the applicant complies with all UDC
provisions.) The Commission and Council should reference any public testimony that
may be presented to determine whether or not the proposal will adversely affect the other
properties in the area.
D. That the proposed use, if it complies with all conditions of the approval imposed,
will not adversely affect other property in the vicinity.
Council finds that the proposed development should not adversely affect other property in
the vicinity if the applicant complies with all Preliminary Plat, Development Agreement
and CUP conditions and constructs all improvements and operates the use in accordance
with the UDC standards.
E. That the proposed use will be served adequately by essential public facilities and
services such as highways, streets, schools, parks, police and fIre protection,
drainage structures, refuse disposal, water, and sewer.
Please refer to the comments and conditions prepared by the Meridian Fire Department,
Police Department, Parks Department, Sanitary Services Company and ACHD in Exhibit
B.
F. That the proposed use will not create excessive additional costs for public facilities
and services and will not be detrimental to the economic welfare of the community.
If approved, the developer will be fmancing the extension of sewer, water, local street
infrastructure, utilities and irrigation services to serve the project. The primary public
costs to serve the future residents will be fire, police and school facilities and services.
Council finds that the applicant should be required to pay to extend the sanitary sewer
and water mains into the site. No additional capital facility costs are expected from the
City. The applicant and/or future property owners will be required to pay highway impact
fees. Council finds that the proposed uses should not create excessive additional costs for
facilities or services and should not be detrimental to the economic welfare of the
community.
G. That the proposed use will not involye activities or processes, materials, equipment
and conditions of operation that will be detrimental to any persons, property or the
general welfare by reason of excessiye production of traffic, noise, smoke, fumes,
glare or odors.
Council finds that the proposed development will not involve uses that will create
nuisances that would be detrimental to the general welfare of the surrounding area.
Council does not believe that the amount of traffic or noise generated will be detrimental
to the general welfare of the public. The Commission and Council should reference any
Exhibit D - Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 16,2006
public testimony that may be presented to determine whether or not the proposal may
cause health, safety or environmental problems of which staff is unaware.
H. That the proposed use will not result in the destruction, loss or damage of a natural,
scenic or historic feature considered to be of major importance.
Council finds that the proposed development will not result in the destruction, loss or
damage of any natural feature(s) of major importance, if the Ninemile Creek is protected.
The Commission and Council should reference any public testimony that may be
presented to determine whether or not the proposed development may destroy or damage
a natural or scenic feature( s) of maj or importance of which staff is unaware.
Exhibit D - Page 4